Quidi Vidi Village Overlay Zone and Design

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CONTENTS
Introduction ........................................................................................................................................ 2
Part 1 – Existing Conditions................................................................................................................. 4
Physical ...................................................................................................................................... 4
Regulatory Context .................................................................................................................... 5
Part 2 – Vision and Objectives............................................................................................................. 8
General Objectives .................................................................................................................... 8
Vision Statment ......................................................................................................................... 8
Character Defining Elements ..................................................................................................... 9
Part 3 – The Village Zoning Overlay, and Design Guidelines ............................................................. 10
The Quidi Vidi Village Design Guidelines ................................................................................. 15
The Quidi Vidi Village Overlay Zone ........................................................................................ 17
Part 4 – Implementation of the Overlay Zone and Design Guidelines.............................................. 20
Appendix A – Quidi Vidi Village Design Guidelines
Appendix B – Quidi Vidi Village Overlay Zone
Quidi Vidi Village Overlay Zone and Design Guidelines
1
INTRODUCTION
Quidi Vidi Village is many things to many people; a unique residential neighbourhood, a popular tourist
attraction, and a historic outport fishing village. It’s inherent character and varied natural, cultural and historical
qualities, make it an area which is valuable to both the general public and to the residents who live there.
The previous well received Quidi Vidi Village Development Plan, undertaken by Tract Consulting on behalf of
the City of St. John's and presented in 2006, represented a significant effort, on behalf of Village residents,
property owners, and visitors to the Village, to carefully plan the future of the Village.
The objective of this current study, again being undertaken at the initiative of the City, is to build upon the
Development Plan from 2006; to review and confirm if that report's conclusions and recommendations are still
valid, and to refine the earlier report's recommendations to create an overlay zone and design guidelines for
Quidi Vidi Village. An overlay zone is a regulatory mechanism that will apply specific development controls and
design guidelines to the Village. These additional controls and guidelines will be applied as a supplement to the
Figure 1 – Quidi Vidi Village
basic zoning.
The 2006 Development Plan and the current study should be read in conjunction and utilized together to plan
for and guide the future development of the Village. In principle, the aim of both is to maximize the
development potential in the Village while retaining the core elements which give the Village its unique
character.
The priorities which guided the development of this current Overlay Zone study for are listed below:

Protect the unique character of the Village through a Character Defining Statement that will direct all
future development within the Village.

Enhance the livability of the Village for its residents by identifying possible solutions for ongoing issues
that residents currently experience.

Establish development guidelines and controls and outline how they will affect each individual property
within the historic portion of the Village.

Define and enhance the Village and its surroundings as a high quality visitor attraction through
identification of harbor development opportunities, culturally significant features and landscapes which
Figure 2 – Fishing Stages and Sheds on the North side of the harbour
will be reflected in the design guidelines proposed for the study area.
2
As there are different groups and individuals that value and have interests in the Village, use the space, and have
This report, which supports the Overlay Zone concept for the Village, is divided into four (4) parts:
different visions and expectations for its future, there are many factors to consider in the development of this
Overlay Zone. It is hoped that all those invested in the Village will strive to understand and recognize that:

Ongoing development in historical areas can be challenging for all those affected. There may be trade-offs
Part 1-The Existing Conditions
A discussion of the existing physical and regulatory conditions in the Village.
for residents in which some aspects of daily life in the Village improve in ways that align with the residents'



goals, and others that do not.
Part 2-Objectives and Vision
Recommendations for renovations, extensions or redevelopments of properties in the Village will vary for
A confirmation of the objectives of this current study and vision for the Village through the presentation of a
individual properties.
Character Defining Statement.
As Quidi Vidi Village is a major tourist attraction located in the City of St. John's, there will be more tourists
and visitors around the Village than in most of the other residential neighbourhoods in the city.
Part 3-The Village Overlay Zone and Design Guidelines
More disruption from time to time will be experienced in the Village when businesses or groups hold special
A review of the Overlay Zone and the proposed development controls and design guidelines.
events.

There will be development controls and design guidelines which are intended to protect existing houses
Part 4-Implementation of the Village Overlay Zone and Design Guidelines
which could potentially limit the development potential of certain properties. Projects that don’t seem to
Recommendations on how the Overlay Zone and design guidelines should be incorporated into the City of St. John's
comply, can be considered if applicants can demonstrate to the City’s satisfaction that the proposed project
Development Regulations and the City's development review process.
is in keeping with the intent of the Overlay Zone.

It is better to control development in the Village through an Overlay Zone than to proceed with haphazard
development proposals that do not uphold the special character of the Village.
Figure 3 - The Flake House and the Plantation
3
PART 1 – EXISTING CONDITIONS
A discussion of the existing physical and regulatory conditions in the Village.
PHYSICAL
General Description
Quidi Vidi Village, now part of St. John’s, is a definable area with distinct characteristics. It is still a small village
wrapped around a sheltered harbour. There is a mixture of new and old structures, and a large amount of open
space. The harbour and older part of the village is a relatively compact area, with an eclectic collection of small
structures. This is part of its character and charm, and along with the harbour, the river, and dramatic picturesque
setting creates the unique visual and social space.
Perception
Quidi Vidi Village is perceived as being an historic fishing village, while In fact, only a small portion of this actually
Figure 4 - The rows of new houses on the ridge do not fit with the Village character.
remains intact, and there is quite a bit of out of period development. However, it still has the essential feeling
because of the small structures and the setting. It conjures up romantic notions, and there is still a ‘collective
memory’ and shadows of the historic past.
The Harbour & Physical Setting
The harbour, river and dramatic physical setting are the strongest visual and romantic resource. This setting is
dominated by the north side rock cliffs and wooded open space, by the harbour entrance, and by the river when
visible from various vantage points. The harbour itself is small but well protected. A difficult entrance is unusable at
times and only for small craft. Outside of the harbour is the exposed North Atlantic.
The present uses of the harbour include small commercial fishing, recreational boating, and tourist amenities. The
facilities (in various states of repair) include two public slip ways, several stages, sheds, wharves and breast works,
the Quidi Vidi Brewery, the Flakehouse property, and the Quidi Vidi Plantation. The harbour is administered by
overlapping jurisdictions including the City of St. John’s, and the Department of Fisheries and Oceans. The main
characteristics to be encouraged through the overlay zone and accompanying documents are the picturesque
quality, activity regeneration of the existing uses, and the romantic notion of the historic fishing village.
Figure 5 - The Slipway between the Plantation and the Flakehouse.
.
4
Connectivity and Open Space
The open spaces and pathways throughout Quidi Vidi Village have responded to the topography and land use
patterns and help maintain the historic village feeling. They provide recreational amenities for all types of users, help
maintain the ecological integrity of the area, and are an integral part of the village character. These spaces must be
protected, improved where possible, and made more accessible.
Buildings and Structures
Quidi Vidi Village contains a mixture of old, middle aged, and new structures. Except for the harbour front, they are
mainly houses of a fairly simple period vernacular style. Some of the newer ones are quite large relative to their
context. Building condition seems to vary, although most seem to be in fair to good condition. Many of the older
houses have been renovated in ways that diminish their heritage character.
The waterfront structures are more mixed, from tiny sheds, wharves and stages, to larger commercial and
residential premises. Some of the wharves and stage structures seem to be in poor condition, not suited for public
use.
Figure 7 - View of `the gut``
REGULATORY CONTEXT
The Planning Area 2 Development Plan
Quidi Vidi Village is located within Planning Area 2 (East End, the Battery, Quidi Vidi Village) of the current St. John's
Municipal Plan. The objectives of the Planning Area 2 Development Plan, which is a part of the Municipal Plan, are to
preserve and enhance:
1. Landmarks, heritage buildings, historic landscapes, natural features, and recreation facilities;
2. Views of Signal Hill and Quidi Vidi Lake; and
Figure 6 - The Plantation, Slipway, and Pedestrian Bridge
3. Residential neighbourhoods.
As opposed to the newer developments, the older village and harbour structures are randomly located as they
conform to the irregular topography. Together with the dramatic physical setting they are a key part of the romantic
The basic policy intent of the Planning Area 2 Development Plan is to prevent change markedly at variance with
village notion. All of the structures have been evaluated in terms of their contribution to the picturesque and
existing dwelling types in residential neighbourhoods. For example, if there is a mixture of two and three-storey
historic quality of the village. This evaluation has been used as a basis for the proposed zoning and development
single detached and semi-detached dwelling types on large lots in a neighbourhood, then only dwellings of this
guidelines.
5
nature and scale on large lots will normally be considered for approval; and if the predominant housing form is the
bungalow, then only dwellings fitting this scale of housing will normally be considered for approval.
The Planning Area 2 Development Plan is further categorized into nine (9) sub-areas and the Development Plan sets
3. Lands at the eastern extremity of Quidi Vidi Lake are retained as public open space to protect and historical
site and an important part of the Quidi Vidi-Rennie's River trail and park system.
4. A road may be developed through this area provided the need for such a road is re-established; a Land Use
out specific policies for each of the sub-areas. Quidi Vidi Village is one of the sub-areas. The Development Plan
Assessment Report and an Environmental Analysis Report has been carried out; and the road is visually
provides that the general policy is to protect the basic character of historic Quidi Vidi Village and surrounding scenic
subordinate to the site's natural features.
and historic sites without jeopardizing reasonable opportunities for development. The Development Plan notes that
to this end, the developed part of the Historic Village around the Gut shall be developed so as to retain uses and
The Planning Area 2 Development Plan calls for the preservation of open space-the preservation of the scenic setting
densities that presently characterize the area.
of the Village by reserving all surrounding hills as open space, particularly the coastal hills and the foreshore of all
nearby ponds and lakes, the linkage between Quidi Vidi Lake and the Signal Hill National Historic Park and the East
Coast Trail between Robin Hood Bay and the Village.
The Development Plan also calls for the preservation and development of historic sites and providing them with a
suitable setting by retaining the surrounding natural landscape and linking them where possible by landscaped
corridors, so that "historic trails" can be developed.
As well, the Development Plan calls for the preservation and control of recreation facilities-the preservation and
development of some recreation space for Village use; an open space that has a regional importance as a recreation
or amenity centre-the Development Plan notes that the surface of Quidi Vidi Lake and the shores of the Lake within
60 metres of the high water mark represent such a resource. The Development Plan notes that open spaces that
may not specifically be required as active open space but which are not easily developable as a result of topographic
conditions and should be preserved as open space to separate the old Village from new urban development.
Figure 8 - There are narrow, winding streets without sidewalks through much of the Village.
The specific policy under the Development Plan for the Village are as follows:
1. Within the residential historic Village, single-detached, semi-detached, and row house dwellings may be
allowed along with custom workshops.
2. In the harbour-side area, harbour, and food and beverage industrial uses, commercial and offices accessory
to these industrial uses, and restaurants may be permitted on condition that such uses are scaled in a
manner consistent with the character and scale of the historic Village.
Figure 9 - Active Fishing stages along the North side of the harbour.
6
Current Zoning in Quidi Vidi Village
Current zoning designations for Quidi Vidi Village under the St. John's Development Regulations contain two zones
1. The Residential Quidi Vidi (RQ) Zone which is generally assigned to the residential areas of the historic section
of the village. This zone allows single-detached houses, semi-detached houses (2 units attached side by side) and
that are specific to Quidi Vidi Village and which are only used in the Village:
duplexes (2 units-one unit on top of the other) as Permitted Uses. The RQ Zone recognizes the generally very
small size of buildings lots in the Village through the minimum lot area, minimum lot frontage and minimum
building line requirements.
o
Quidi Vidi Lake
Single-detached houses: minimum lot area of 200 m2/minimum lot frontage 8 metre; building line
of 0 metres.
o
Semi-detached houses: minimum lot area of 140 m2 per dwelling unit/minimum lot frontage of 7
metres per dwelling unit; minimum building line of 0 meters.
o
Duplex dwellings: minimum lot area of 240 m2/minimum lot frontage of 12 metres/minimum
building line of 0 metres.
2. The Industrial Quidi Vidi (IQ) Zone used around the harbour, which allows the following uses as Permitted Uses:
fish processing; food and beverage industrial uses provided such uses are in appropriate scale; harbour use; and
handcrafts and cottage industries. The IQ Zone also allows the following uses as discretionary uses: accessory
commercial uses; accessory parking area; accessory warehousing and eating establishments. The Zone
requirements for the IQ Zone are as determined by the St. John's Municipal Council.
Quidi Vidi
Harbour
Figure 10 - The Existing Zoning of Quidi Vidi Village
Figure 11 - View from the approach from the Pleasantville side.
7
PART 2 – VISION AND OBJECTIVES
GENERAL OBJECTIVES
The objective of this study is to build upon the Quidi Vidi Village Development Plan from 2006 by creating an overlay
zone and design guidelines that will protect the unique character of the Village. As mentioned in earlier sections, the
priorities for obtaining this objective are based in respecting and enhancing the quality of life for residents, the
tourist experience and varied attractions, and the historical asset that remains of the outport fishing Village.
It is necessary to further define the elements that build the character of the Village; through analyzing what
residents, visitors, and businesses want and need within the Village.
VISION STATMENT
In preparation of a vision for the Quidi Vidi Village overlay zone, it is necessary to consider the wants and needs of
the varied users in the village. Through consultations we have learned that from a resident’s perspective, it is
important that Quidi Vidi Village develop in such a way to enhance the quality of life through the restoration,
development and maintenance of residential amenities such as play areas for children, safe and controlled
pedestrian and motorized movement throughout the Village, ability to develop their own property, natural
amenities such as viewscapes, privacy, and access to nature, and protection from the disturbance of excessive
Figure 12 - The view of Quidi Vidi Harbour from the North West side of the harbour.
noise, light, traffic, and parking.
THE VISION FOR QUIDI VIDI VILLAGE IS
From the perspective of a visitor, it is important that Quidi Vidi Village develop in such a way that enhances the
historic fishing village character, offers more attractions (boat tours, hiking tours, historic walking tours) and
services (washrooms, shopping, crafts, gifts, food and beverages), eases access to the Village through pedestrian
way finding signage, and encouragement of alternative transportation methods to the Village, and offers more
visitor information.
Quidi Vidi Village is an area that should remain distinct and defined
by its character, which is in turn rooted in its inherent, natural,
cultural and built heritage. It should continue to be a good place to
live and an interesting place to visit.
8
CHARACTER DEFINING ELEMENTS
Paths and Pedestrian Network
The Village character is defined by the following elements:
There are a number of formal and informal pedestrian walkways both within the Village and to points outside the
Village. The Village serves as type of "trail hub" to the East Coast Trail, to the Downtown, to the Grand Concourse
The Harbour and the Physical Setting
Trail System and to Signal Hill National Historical Park. The pathways, trails and open spaces throughout the Village
The harbour, river and the exposed bedrock and steep slopes, are the Village's strongest resource. This setting is
help maintain the historic feeling, provide recreational amenities to all types of users and work to preserve the
dominated by the north side rocks and open space and by the harbour entrance and river when visible from various
ecological integrity of the area. These features are an integral part of the Village character and their importance
key vantage points. The view of the north side rock cliffs and stages is considered by many to be one of the most
must be recognized and measures set out to protect them.
striking public views not only in the Village but in the entire city. The harbour itself is small but well protected.
There is an existing trail that runs near the “Christ Church Building” at Quidi Vidi Village Road down to Mapleview
Ridges and Tops of Hills
Place (see reference map in Appendices – Area G pg.37). It is recommended the City confirm ownership of the trail
The ridges and hill tops provide a "circle of green" around the Village, thereby maintaining the rural character and
and make improvements (ie. A good walking surface and appropriate signage) so that people will be aware of the
scenic visual quality and providing large amounts of open space in the Village. Development has historically not
trail and feel free to use it.
taken place in these areas and the City's zoning practice has been to reserve out these ridges and hilltops as open
space. Keeping development off these higher elevations, in areas zoned as Open Space, has provided a natural
Buildings and Structures
buffer between the Village and the Signal Hill National Historical Park.
The hodge podge collection of mainly small simple houses, stages, sheds and wharfs.
Views and View Planes
The Image of Quidi Vidi Village as a Traditional Fishing Village
There are a number of prominent public views and view planes to be found in the Village. As noted above, the view
Quidi Vidi Village is perceived by many persons as a small historic fishing village. While there is quite a bit of "out of
of the north side rocks by the harbour and the ridges and hilltops provide many important views. This Overlay Study
period development", it still has that outport fishing village feeling and image to many because of the narrow roads,
has examined the important public views that must be protected and the Study report's recommendations are
the small structures and the setting dominated by the harbour and the dramatic steep and rugged landscape. It is
designed to work to ensure this protection occurs in the review of future development proposals.
also interesting to note that while the Village has an outport fishing village feeling and image, it's location within the
east end of the city offers ready pedestrian access within minutes to the Downtown.
There is an existing municipal park located at Civic Number 45 Barrow's Road. The park was requested by the
residents' group in Quidi Vidi Village and an approved park plan was implemented by the City. Trees were planted as
part of the development of the park. The City's Parks Division has advised that City staff can control the growth of
trees at this park so as to protect views. For the interim, the City's Pruning Crew can prune the trees into a shrub
form suppressing the growth. From there, the Pruning Crew can continue to do this once or twice a year as needed
and monitor the health of the trees to see how they take this type of pruning over the long term. If they do not
adjust, the trees will have to be replaced with some lower growing shrubs. With respect to the additional park
development, the City's Parks Division advises that it will be evaluated and prioritized within the scope of the
budget.
Figure 13`- This image shows the
romantic notion of the old fishing village.
9
PART 3 – THE VILLAGE ZONING OVERLAY AND DESIGN GUIDELINES
Open Space (OS) Zone
This section makes recommendations for zoning, associated development standards and guidelines. There are three
This includes existing and proposed open space in and around the Village. There should be no new development in
main categories- the proposed land use zoning designations; the overlay zoning which makes specific
the OS zone, other than pedestrian infrastructure.
recommendations for each property in the Village which is proposed to be included in the Overlay Zone; and design
guidelines.
Existing Adjacent Zones
Proposed New Zone Designations
The adjacent existing zones that are recommended to remain as they are include the Residential Low Density (R1)
Zone and the Residential Medium Density (R2) Zone. These existing zones are on the perimeter and have already
The proposed new zone designations are based on the existing conditions in relationship to the objectives for
been developed or approved. The houses are contemporary in design. The main visual features are the larger size,
protecting and enhancing the Village character. They are recommended as a basis for the Overlay Zone. The zone
standardized building setbacks of the homes and the consistency of building styles and appearances.
characteristics, recommended permitted and discretionary uses, requirements, and standards are described in detail
in the following pages.
Quidi Vidi Village Harbour (QVH) Zone
The Quidi Vidi Village Harbour Zone area is a mix of structure types, condition, use, style and size. It is in part this mix
that is important. The standard is that renovations, new construction and remedial measures should be in scale
and have the look and feel of a ‘traditional fishing village’.
Quidi Vidi Village (QVV) Zone
The Quidi Vidi Village Zone area is mainly a mix of old and new houses. They are generally simple in style and there
has been a lot of out of period renovation. New houses tend to look out of place because of their size and
contemporary style. The standard is that renovations, new construction, and remedial measures should be in scale
and look and feel like they are “In period”.
Quidi Vidi Village Residential (QVR) Zone
Figure 14 - Quidi Vidi Village has a mix of housing types.
The Quidi Vidi Village Residential area is the area on the outskirts of the historic Village that is within the viewshed
of the harbour. The standard is that renovations, new construction and remedial measures should be in scale and
“Balanced” between traditional and contemporary.
10
QUIDI VIDI VILLAGE PROPOSED NEW ZONE DESIGNATIONS (SCHEMATIC)
Figure 15 - Quidi Vidi Village Proposed New Zone Designations (SCHEMATIC)
11
QUIDI VIDI VILLAGE PROPOSED NEW ZONE DESIGNATIONS OVERLAID ON EXISTING ZONE DESIGNATIONS (SCHEMATIC)
SCHEMATIC)
Figure 16 - Quidi Vidi Village Proposed New Zone Designations overlaid on the Existing Zone Designations (SCHEMATIC)
12
Permitted Uses
Quidi Vidi Harbour (QVH)
(a) Fish Processing
(b) Food and beverage industrial uses provided that such uses
are, in Council's opinion, in appropriate scale
(c) Harbour Use
(d) Handcrafts and Cottage Industries
(e) Public Use
(f) Public Utility
Quidi Vidi Village (QVV)
Residential
a) Accessory Building (Subject to Section 8.3.6 of the Development Regulations)
b) Bed and Breakfast (Subject to Section 7.27 of the Development Regulations)
c) Boarding or Lodging House (accommodating between 5 and 16 persons)
d) Home Office (Subject to Section 7.9 of the Development Regulations)
e) Single-Detached Dwelling
f) Subsidiary Apartment
Quidi Vidi Village Residential (QVR)
The Permitted Uses for the QVR Zone are proposed to be the same as the
proposed Permitted Uses for the QVV Zone with the addition of the following
uses:
Residential
a) Duplex Dwelling
b) Semi-Detached Dwelling
Private/Commercial
a) Custom Workshop
b) Retail Store (Not exceeding a Floor Area of 100 Square Metres)
c) Service Shop
d) Parking Lot Accessory to Custom Workshops, Retail Stores and Service Shops
Recreational
(a) Park
Other
a) (a) Family Home Child Care Service (Subject to Section 7.6 of the Development Regulations)
Accessory Commercial Use
Accessory Parking Area
Accessory Warehousing
Eating Establishment (Subject to Sections 7.22 and 7.30 of
the Development Regulations)
Discretionary Uses
a)
b)
c)
d)
a) Day Care Centre (Subject to Section 7.3 of the Development Regulations)
b) Duplex Dwelling
c) Heritage Use
d) Home Occupation (Subject to Section 7.8 of the Development Regulations)
e) Parking Lot (Subject to Section 7.13 of the Development Regulations)
f) Planned Unit Development (Subject to Section 5.10.3 of the Development Regulations)
g) Private Park
h) Public Use
i) Public Utility
j) Semi-Detached Dwelling
k) Tourism Use
The Discretionary Uses for the QVR Zone are proposed to be the same as the
proposed Discretionary Uses for the QVV Zone, with the exception that duplex
dwellings and semi-detached dwellings are proposed to be allowed as
Permitted Uses rather than Discretionary Uses in the QVR Zone.
13
Quidi Vidi Harbour (QVH)
Zone Requirements
Zone requirements for the Quidi Vidi Village Harbour Zone are as
determined by Council.
Quidi Vidi Village (QVV)
The following requirements shall apply to:
1. Bed and Breakfast (Subject to Section 7.27 of the Development Regulations)
The same requirements as established for the Dwelling types in this Zone.
Similarly to the QVV Zone Requirements, The following requirements shall
apply to:
1. Bed and Breakfast (Subject to Section 7.27 of the Development Regulations)
2. Board or Lodging House
2. Board or Lodging House
3. Duplex Dwelling
(a) Minimum Lot Area: 240 square metres
(b) Minimum Lot Frontage: 12 metres
(c) Minimum Building Line: 3 metres or as determined appropriate by Council on a site specific
property basis
(d) Minimum Side Yards: Two yards of 1.2 metres
(e) Minimum Side Yard on Flanking Road : 1.8 metres
(f) Minimum Rear Yard: 3 metres
3. Duplex Dwelling
(c) Minimum Building Line: 3 metres or as determined appropriate by
Council on a site specific
property basis
(d) Minimum Side Yards: Two yards of 1.2 metres
(e) Minimum Side Yard on Flanking Road : 1.8 metres
4. Semi-Detached Dwelling
(a) Minimum Lot Area: 140 square metres per Dwelling Unit
(b) Minimum Lot Frontage: 14 metres; 7 metres per Dwelling Unit
(c) Minimum Building Line: : 3 metres or as determined appropriate by Council on a site specific
property basis
(d) Minimum Side Yards: Two of 1.2 metres
(f) Minimum Side Yard Requirement on Flanking Road: 1.8 metres
(e) Minimum Rear Yard: 1 metres
4. Semi-Detached Dwelling
(a) Minimum Lot Area: 140 square metres per Dwelling Unit
(b) Minimum Lot Frontage: 14 metres; 7 metres per Dwelling Unit
(c) Minimum Building Line: : 3 metres or as determined appropriate by
Council on a site specific
property basis
(f) Minimum Side Yard Requirement on Flanking Road: 1.8 metres
(e) Minimum Rear Yard: 1 metres
5. Single-Detached Dwelling
(c) Minimum Building Line: 3 metres or as determined appropriate by Council
(e) Minimum Side Yard on Flanking Road: 3 metres or as determined appropriate by Council on a site
specific property basis
5. Single-Detached Dwelling
(c) Minimum Building Line: 3 metres or as determined appropriate by
Council
(e) Minimum Side Yard on Flanking Road: 3 metres or as determined
appropriate by Council on a site specific property basis
6. Private/Commercial
As determined by Council
Standards
Zone Design
7. Day Care Centres in a Non-Residential Building
(a) Minimum Lot Size: 450 square metres
(c) Minimum Landscaping on the Lot: Subject to Section 8.5.1 of the Development Regulations
The standard for renovations, new construction and remedial
measures is to make it look and feel like a ‘traditional fishing village’.
Because of its diverse quality, it can only be done on a property and
property basis.
Quidi Vidi Village Residential (QVR)
Renovations adhere to their original appearance, and that new buildings be in scale, with close
adherence to traditional stylistic elements
6. Private/Commercial
As determined by Council
7. Day Care Centres in a Non-Residential Building
(a) Minimum Lot Size: 450 square metres
(c) Minimum Landscaping on the Lot: Subject to Section 8.5.1 of the
Development Regulations
Renovations adhere to their original appearance and that new buildings be
compatible and unobtrusive in their size, appearance, and how they are
grouped.
14
THE QUIDI VIDI VILLAGE DESIGN GUIDELINES (SEE APPENDIX A)
This section defines the character of traditional buildings in terms of their Form, Appearance and Site Development.
Each is further divided into character components, and they in turn are described through a combination of text and
Traditional
This section shows most common and pervasive attributes of basically pre 1949 Newfoundland Vernacular Domestic
Buildings.
graphics. There are three categories, “acceptable options and variations” for renovations and new construction.
They are based on our analysis of Traditional and Non Traditional structures.
The design guidelines are presented in Appendix A of the report. The organization of the design guidelines has
been constructed so that both regulators, residents and property owners can quickly reference and determine the
suitable Building Appearance, Building Form, and Site Development guidelines for their particular property, as per
their property description in the Overlay Zone. An example of the Design Guidelines Table is shown below in Figure
17.
Figure 18 - This old house is "traditional" in all senses including fences, rails, the shed in the back and the stone walls.
Non Traditional
For clarity, we have included more common and visible features that deviate from the traditional character.
Windows and roof form are the most usual items.
Figure 17 - An example of the Quidi Vidi Design Guidelines Table
Figure 19 - These houses while fine in their own right are "out of character" for Quidi Vidi Village.
15
In Period (Schedule B)
This section describes work that must have the same basic character as traditional but has more leeway in terms of
acceptable variations. The Plantation is an example of an In Period building.
Figure 23 - The plantation is an example of “in Period”, not quite “traditional” but looking like it belongs. The sheds and
stages are a mixture of `Pre 1949`Vernacular with some newer “out of period” additions.
Figure 20 - The larger houses are "out of character" and “out of scale”, especially in relationship to the more
"authentic" and "traditional" sheds and stages.
Balanced (Schedule C)
This section describes a mix of older traditional and contemporary components. Issues of scale and basic form are
In Character (Schedule A)
This section which is the most stringent applies to the most historically significant areas and buildings. It basically
more important than close detail.
requires work to conform to traditional form and appearance. It does however identify acceptable practical
variations.
Figure 21 - Christ Church is an example of
a building being renovated "in character".
Figure 22 - This new Shed and Fence show
that new structures can be "in character".
`
Figure 24 - This is an example of a house that is "Balanced" between Traditional and Contemporary
".
16
THE QUIDI VIDI VILLAGE OVERLAY ZONE (SEE APPENDIX B)
This overlay is a supplement to the Zoning Regulations. As shown on the following page, the Overlay Zone divides
Quidi Vidi Village into 11 distinct areas, represented by letters “A” through “K”. The overlay zone identifies the
maximum size for new or renovated developments, and the appropriate character for each property.
General Requirements for all renovations and new construction include:
1. In Scale
2. Appropriate size for building lot
3. Adherence to Character definitions and looks like it belongs
4. Adherence to View and Open Space overlays
5. Adherence to individual property overlays
The overlay does not take into account the existing condition of existing structures, or the site. All development
Figure 25 - Areas identified for wharf expansion, and where parking should not be a permitted use.
must adhere to the various standards and regulations that may apply, including:
Additional Recommendation - Master Plan Development

The City of St. John’s
Two areas on the harbour front, Area D between the Flake House and the Brewery, and part of Area F to the East

Dept. of Environment and Conservation
of the new houses are suitable for development of new structures. These could be for uses that range from

Department of Fisheries and Oceans
Industrial Harbour to tourism related. They could be short term visitor accommodation, but not permanent
residential. As this area has great potential to shape the most scenic views in Quidi Vidi, any new construction in
The overlay responds to presumed property boundaries, but may not in all cases. It does not in any way certify the
these areas should be subject to a Master Development Plan that encourages a coordinated, thoughtful
location of boundaries or the actual property ownership.
development of the properties.
It is recommended that Areas B through F should not be used for parking other than directly related to the
primary occupancy and use. These areas are those that are immediately on the waterfront. As such, space should be
reserved for potential development or public use. Wharf expansion can be permitted in several areas as shown in
the varied schematics in the following area overlay descriptions. Wharfs must be staggered, designed to look “in
period” and meet all regulatory requirements.
Figure 26 - This area has potential for new in period’ development similar to the Plantation, as identified in the
Overlay Zone, Area D .
17
QUIDI VIDI VILLAGE PROPOSED OVERLAY ZONE AREAS “A” THROUGH “K”
Figure 27 - The Quidi Vidi Village Proposed Overlay Zone Areas “A” through “K”.
18
QUIDI VIDI VILLAGE OVERLAY ZONE DESCRIPTION AND TABLE SAMPLE (SEE APPENDIX B FOR FULL OVERLAY)
19
PART 4 – IMPLEMENTATION OF THE OVERLAY ZONE AND DESIGN
GUIDELINES
It is proposed that the recommendations of the Quidi Vidi Village Overlay Zone Study be implemented by being
incorporated into the St. John's Development Regulations as both a formal part of the Regulations and as
Appendices in a manner similar to the process that was undertaken by the City several years ago for the Battery
Development Area Guidelines.
Specifically, it is suggested that the properties in the historic core of the Village be rezoned to the proposed new
Quidi Vidi Harbour (QVH) Zone, the Quidi Vidi Village (QVV) Zone and the Quidi Vidi Village Residential (QVR) Zone as
shown on the proposed new zone designation plan which forms a part of this Study report. As part of this process,
the text of the Development Regulations would be amended to introduce and incorporate the list of proposed
Permitted Uses and Discretionary Uses and Zone Requirements for each of these three new zones as noted in this
report. It is also recommended that the current references to the Industrial Quidi Vidi (IQ) Zone and the Residential
Quidi Vidi (RQ) Zone be deleted from the Development Regulations.
The proposed new section to be added to Section 7 would also authorize that where an application is made to the
City to develop a property which is located within the Quidi Vidi Village Overlay Zone in which the proposed
development exceeds the parameters of the Village Design Guidelines, that the St. John's Municipal Council would
be authorized to approve the development, provided the applicant undertakes a Land Use Assessment Report on
the proposed development at their expense, under terms of reference which would be approved by Council, and
provided that property owners/residents in the Village as determined by Council or authorized City staff, are given
an opportunity to review and comment on the Land Use Assessment Report before it is referred to Council for
consideration of approval and, provided the Assessment Report demonstrates to Council's satisfaction that the
proposed development is acceptable.
As part of the implementation of the recommendations of the Quidi Vidi Village Overlay Zone Study, City staff would
determine if any map and/or text amendments are required to be made to the St. John's Municipal Plan to
implement the recommendations of the Study and/or to accommodate the text and map amendments to the St.
John's Development Regulations which are recommended above.
It is suggested that a text reference be added in the Development Regulations to each of the three proposed new
zones to advise that in addition to the Zone Requirements of each particular zone, that the development of any
properties that are included in the Quidi Vidi Overlay Zone would be subject to the proposed new Quidi Vidi Village
Design Guidelines and to a new section proposed to be added to Section 7 ("Special Developments") of the
Development Regulations-please see the note below on the new section. It is recommended that both the Overlay
Zone Map showing properties in the historic Village as being located in one of eleven (11) districts and the Design
Guidelines, be incorporated as an appendices to the Development Regulations.
It is further recommended that there be a cross-reference added into each of the three proposed new zones to a
new section proposed to be added to Section 7 ("Special Developments") of the Development Regulations. This new
section would authorize that in addition to the Zone Requirements of Section 10 ("Zone Requirements") of the
Development Regulations that the development of any property included in the Quidi Vidi Village Overlay Zone is
also subject to Quidi Vidi Village Design Guidelines which as noted above, are proposed to be added as an appendix
to the Regulations.
20
APPENDIX A
QUIDI VIDI DESIGN GUIDELINE TABLES
Quidi Vidi Village Overlay Zone and Design Guidelines – Building Form
22
See Traditional and
Overlay
Quidi Vidi Village Overlay Zone and Design Guidelines – Building Form
23
and concrete block.
4” Wood Clapboard
5 ½” – 7 ½” Trims including Top
and Bottom 1 ½” Water Tables
(drip mouldings)
5 ½” Corner Boards
4” Clapboard
Quidi Vidi Village Overlay Zone and Design Guidelines – Building Appearance
24
5 ½” Top and Sides
1 ½” Water Tables (drip
mouldings) Top and Bottom
Wood
Wood Panel
Slightly more elaborate trims
May be glazed
May have side lights
1 ½” Drip Mould
5 ½” Trim – Top and Sides
1 ½” Drip Mould
25
1 ½” x 5 ½” Top
1 ½” x 1 ½” Pickets
See Traditional and add Glass Rails
See Traditional and encourage
encourage
heritage colours.
heritage
colours
26
Quidi Vidi Village Overlay Zone and Design Guidelines – Site Development
27
See Traditional and add approved
See Schedule A
See Schedule A
stacked masonry
See Traditional and add Overlay
See Traditional and add Overlay
See Traditional and add railings as
per code and glass rails
28
Fruits / Berries
Some Decorative
Shaped trees and bushes
Flat Rocks
Wood Bridge
Gravel
Dry Stacked Stone
Wood Crib
Chain link
Fancy Styles
Pressure Treated Wood
See Traditional
See Traditional
See Traditional
Add:
Gabion Walls
Stacked Masonry
Finished Pressure Treated Wood
See Traditional
See Traditional
See Traditional
29
APPENDIX B
QUIDI VIDI VILLAGE OVERLAY ZONE DESCRIPTIONS
Quidi Vidi Village Overlay Zone
30
AREA A
Below are the views of the Overlay Zone for area A, as well as the Area A Overlay Zone Table
A7
A6
A5
A4
A3
A2
A7
Properties in
Area A
Zone: QVH
A1
(#83)
A6
A5
A4
A3
Possible Development
New
Renovation
A2
Maximum Size
A1(A)
A1
Comments "A"
Total
Height
(Storeys)
Possible
Lateral
Expansion
Total
Foot
Print
Form
NO
E
Sch. A
Sch. A
Sch. A
Appearance
Site
1½
A1 (A)
YES
YES
1½
400SF
Sch. A
Sch. A
Sch. A
A2
YES
Cribwork/wharf
1½
400SF
Sch. A
Sch. A
Sch. A
YES
1½
NO
E
Sch. B
Sch. B
Sch. A
YES
YES
1½
LHS
E+50%
Sch. A
Sch. A
Sch. A
YES
YES
1
YES
E+25%
Sch. A
Sch. A
Sch. A
A6
YES
Cribwork/wharf
1
400SF
Sch. A
Sch. A
Sch. A
A7
NO
A5
(#65)
Area A consists of 7 water lots on the North East side of Quidi Vidi Harbour. There
are four structures, two vacant cribs, and ad additional smaller vacant area (A7).
YES
A4
A1 (A)
AREA A
Character
YES
A3
A1
Windows are out of period
The structures are inconsistent in scale and style, with components of structures
Vacant cribwork at present
Building is out of period because
of the colours and large
overhangs.
largely being out of period and unbalanced.
Vacant crib at present
Vacant small area
Key
LHS – Left Hand Side
RHS – Right Hand Side
E - Existing
A1
Note: The recommendations of the Overlay Zones (Areas A – K) are subject to the provisions of the Zone Requirements for each referenced property as well as the property size of each referenced property.
31
AREA B
Below are the views for Area B, as well as the Area B Overlay Zone Table.
B8
B7
B6
B5
B4
B3
B2
B8
Properties
in Area B
Zone: QVH
B7
B6
B5
B4
B1
B1
AREA B
Possible
Development
New
B2
B3
Maximum Size
Possible
Total Height
Renovation
Lateral
(Storeys)
Expansion
Cribwork/
Wharf
Character
Total
Foot
Print
Form
Appearance
Area B consists of 8 water lots on the North West side of Quidi Vidi Harbour. There are
six structures, an open lot, and a Rockfall area (B1).
Site
Comments "B"
B1
NO
Rockfall Area
B2 (#27)
YES
YES
1
NO
E
Sch. A
Sch. A
Sch. A
B3 (#25)
YES
YES
1
NO
E
Sch. A
Sch. A
Sch. A
B4 (#23)
YES
YES
1½
NO
E
Sch. A
Sch. A
Sch. A
B5
NO
2
NO
E
Sch. A
Sch. A
Sch. A
B6
YES
YES
Cribwork/
Wharf
1½
B7
YES
YES
1½
YES
E+50%
Sch. A
Sch. A
Sch. A
B8
YES
YES
1½
YES
400SF
Sch. A
Sch. A
Sch. A
Rockfall Area
Windows are out of period
Key
400SF
Open Space/Cribwork
E - Existing
32
AREA C
Below are the views for Area C, as well as the Area C Overlay Zone Table.
C4
C2
C3
C3
C1
C2
C1
C4
Properties in Area
C
Zone: QVH
Possible
Development
New
Renovation
Total
Height
(Storeys)
Maximum Size
Possible
Lateral
Expansion
C4
AREA C
Character
Total
Foot
Print
Form
NO
E
Sch. B
Sch. B
Sch. B
Sch. B
Sch. B
Sch. B
Sch. B
Sch. B
Sch. B
Appearance
Area C consists of the Plantation, the Flakehouse, and the immediately adjacent
Site
structures.
Comments "C"
C1 (#9)
NO
YES
1½
C2 (#10)
(Plantation)
YES
2
YES (1 Storey)
E+300
SF
YES
2
FRONT (EAST)
E+25%
New shed or lean to addition for
Kitchen.
C3 (#11)
C4 (#10)
(Flakehouse)
YES
YES
2
YES (BACK
EAST)
E+25%
Sch. B
Sch. B
Sch. B
Key
New addition, rebuild, or renovation
must adhere to schedule B, new
windows and siding
E - Existing
33
AREA D
Below are the views for Area D, as well as the Area D Overlay Zone Table.
34
AREA E
AREA E
E3B
Area E Consists of the Quidi Vidi Brewery and the adjacent lots to the east.
E4
E3A
E3
E1
Properties in Area E
Zone: QVH
Possible
Development
New
E1 (#15)
E2 (#53)
YES
E3 (#55)
Maximum Size
Possible
Lateral
Total Foot Print
Expansion
Character
Renovation
Total
Height
(Storeys)
YES
2
NO
E
Sch.B
Sch. B
Sch.B
YES
1
YES
600SF
Sch.B
Sch. B
Sch.B
YES
E
NO
E
Sch.B
Sch.B
Sch.B
Sch.B
Sch.B
Form Appearance
E3 A
YES
1½
400SF
Sch.B
E3 B
YES
1½
900SF
Sch.B
E4
Comments "E"
YES
2
BACK(North)
25%
Sch.B
Site
Key
Should be developed in conjunction with E3 A
Sch.B
Sch.B
E - Existing
35
AREA F
F8
.
36
AREA G
37
AREA H
38
AREA I
39
AREA J
40
AREA K
41

Quidi Vidi Village Overlay Zone and Design

Transcription

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